What to expect from a powerful St George Buyers agent

Okay so you are ready to buy or are you just starting the process of purchasing St George real estate? Is your time valuable? Have you been qualified by a professional and competent mortgage lender? Preferably a local lender, and i can help you with that. They know our market and are aware of all the money and assistance that local government is offering. Check this link for more information! St. George Utah Mortgage Lenders

I need information to make the best use of your time and money. Locating and purchasing a home is a big deal and for me to deliver the highest level of service I will need to know and verify certain information. If this is a long term project I am here to help too. The listings I provide on my website are from ALL the Realtors on our Washington County Board of Realtors.

Every single one of my clients works off different timelines and budgets. That’s why there is no one single strategy that fits all the wants and needs of every client. With all the information I can initiate a proven strategy to meet your goals. And have some fun in the process!

Let me take a minute and share with you how i do business. I always arrange a meet and greet at my office in St George and go over your wants and needs. i also want make sure that your lender has made sure you won’t be disappointed! Many of my clients are out of the area so in lieu of an office visit I will be happy to arrange a phone consultation.

FAQ about our buyer/broker agreement…..

‘I know you want to show me homes, but why do I need to sign a broker’s agreement?’

“We’d never ask you to sign anything that had no benefit to you,”

“But it sounds like you might have a concern.”

“If there was a benefit to signing it and working with an agent, would you do it?”

“Do you only want to look at places that are active on the market, or do you want to see all of them? Including ones that tried to sell or didn’t, or maybe the for sale by owner [FSBO], or pocket listings.

“We don’t want to lock you into anything; we can cancel it if we’re not getting along or something doesn’t work out, but I want to open up all the homes possible to you. The agreement means that I understand that you commit to working with me to find you a home, and I’m going to owe you work and respect.”

Why Sign a Buyer’s Agency Agreement ASAP?

When I am asked ‘I know you want to show me homes, but why do I need to sign a buyer/broker’s agreement?’

My answer is always the same. “I would never ask you to sign anything that had no benefit to you,”  “But it sounds like you might have a concern.

“If there was a benefit to signing it and working with an agent, would you do it?” I added. “Do you only want to look at places that are active on the market, or do you want to see all of them? Including ones that tried to sell or didn’t, or maybe the for sale by owner [FSBO], or pocket listings.

“We don’t want to lock you into anything; we can cancel it if we’re not getting along or something doesn’t work out, but I want to open up all the homes possible to you. The agreement means that I understand that you commit to working with me to find you a home, and I’m going to owe you work and respect.”

And there is lots to show that is not just “on the MLS”. So let’s make the best use of your time and my knowledge!

Call me today so I can give you a private tour and show you the inside of all the homes for sale that meet your criteria in Washington County in less than two hours! I can show you any home for sale in the St George area listed by any company anywhere in the city. Then you don’t have to keep searching for open houses on the weekend. We can go anytime you want. Let’s get you out there.

Contact me and I can help get you fully qualified because when you find that perfect home in southern Utah you will want to be ready to write the offer on your new home. You do not want to lose your dream home because someone had a strong qualification letter from their lender showing that they are capable of purchasing the home. Contact me and I can help direct you to the lender that will do the best job for your particular situation.

St George real estate Seller’s Market?

I hope to shout we are! The only thing keeping us from exploding are the lessons learned from the last St George Utah real estate boom.  I have to share an interesting email from a potential real estate investor. He wanted to look at only foreclosure fixer upper St George real estate.  I said a unicorn would be easier to find…we had three foreclosures on our MLS two days ago! The good news you won’t have to pay more than appraised value and the positive appreciation means you start building equity immediately. On some some 4 to 6 month out new construction build jobs in St George your home really gains value in the short time it takes to complete the build and you move in. You paid  six months earlier values!! A good Realtor will help you maximize your buying power even in a sellers market. A buyer will be up against multiple offer and final and best scenarios. You can keep that to a minimum with a great Realtor in your corner.

With all that being said I have managed to get some clients into homes with closing costs paid including getting their earnest money back! If you are patient there are possibilities.

Call me today so I can give you a private tour and show you the inside of all the homes for sale that meet your criteria in Washington County in less than two hours! I can show you any home for sale in the St George area listed by any company anywhere in the city. Then you don’t have to keep searching for open houses on the weekend. We can go anytime you want. Let’s get you out there.

Contact me and I can help get you fully qualified because when you find that perfect home in southern Utah you will want to be ready to write the offer on your new home. You do not want to lose your dream home because someone had a strong qualification letter from their lender showing that they are capable of purchasing the home. Contact me and I can help direct you to the lender that will do the best job for your particular situation.

Difference in Mortgage Lenders

If you think all St George mortgage lenders are close to the same take a minute and read my post and you may be surprised. It has literally taken my years to find a lender or a small handful of lenders here in Southern Utah that are truly capable of getting the job done. On top of the basic ability and skill sets to get the job done there is this little known factor of overlays. Yes overlays. An overlay can and quite frequently keeps St George home buyers from buying a home or makers in difficult to impossible to obtain the loan. This leads to a major disappointment for all parties.
A great Realtor can and will make sure you are aided by competent St George mortgage lender with a proven track record of accomplishing the task.

So what is an overlay you ask? Well here is a simple definition…One important concept you should familiarize yourself with is the “lender overlay,” which is essentially an expanded guideline (or set of guidelines) on top of what Fannie Mae, Freddie Mac, or the FHA/VA will allow.” There are literally hundreds of overlays required by individual banks and lenders throughout the country. I have listed a ew examples right here.

They range from credit score (most common), to max loan-to-value, to max debt-to-income ratio, and much more. For instance, a streamline refinance may have no appraisal or credit score requirement, but a specific lender may want a certain minimum score and an appraisal. Additionally, the guidelines may indicate that you can get a new mortgage just days after a short sale if you remained current on payments, but most lenders will impose overlays to deny you.Lenders may also restrict the type of loan you can select, such as an adjustable-rate mortgage in certain situations.And even those nifty solar panels on the roof could present a problem if the lender doesn’t want to deal with the associated solar panel lease.In every situation, the lender is looking to mitigate risk to ensure loan quality is upheld and maintained.

So why would you want to go through a southern Utah mortgage lender that wants to burden you with unnecessary add ons? You don’t want that…do you? the great news is I can be your advocate and help eliminate most of the risks.

Call me today so I can give you a private tour and show you the inside of all the homes for sale that meet your criteria in Washington County in less than two hours! I can show you any home for sale in the St George area listed by any company anywhere in the city. Then you don’t have to keep searching for open houses on the weekend. We can go anytime you want. Let’s get you out there.

Contact me and I can help get you fully qualified because when you find that perfect home in southern Utah you will want to be ready to write the offer on your new home. You do not want to lose your dream home because someone had a strong qualification letter from their lender showing that they are capable of purchasing the home. Contact me and I can help direct you to the lender that will do the best job for your particular situation.

Showing Homes in St George Utah-What really happens

Have you ever wondered what goes on when you contact a St George Realtor and want to look at homes. Well I have some answers and you may be surprised. First off your Realtor will ask you questions about your wants and needs and then a great Realtor will make sure you can actually pull the trigger once a home is identified. As your Realtor I go right to work to make sure the best use of your time and my time is maximized. I start by narrowing the search! Then I may even do a drive by or preview the homes before I waste any of your time. I want to make sure we hit the nail on the head. I may take hours calling agents and homeowners to set, coordinate, and schedule appointments. In almost all cases homeowners will need to make sure their home is presentable and in great showing condition. Then they must vacate the home to allow the potential buyer the freedom to examine the home with no pressure. In some instances when a seller has a family they will need to pack the kids and leave for an hour or so. I am sure you can appreciate the energy and time spent by all up to this point. I may ask you questions about each home to prepare to give feedback to the homeowners or sellers agent. Depending on my buyers requirements it may take hours of searching and many miles of driving to make sure a outstanding job is done. As a Realtor I need to make sure for everyones benefit that my clients/buyers are fully qualified and ready to make the move! As a realtor I can safely say we spend hours behind the scenes before offers are written, prices are negotiated and you take ownership of your new home.  Another important step is getting the agency agreement signed allowing your Realtor to represent and act as your advocate. As your St George Realtor I need to know before I  share my years of experience, skills and spend hours setting appointments, driving around and screening homes that my time is also spent wisely. It’s not uncommon for your Realtor to spend hundreds of dollars in fuel and vehicle maintenance with one client. So please understand it is important for us to work as team to make sure that this is all possible. I promise you will be glad I do ask questions yourself.  ask the questions when I ask them. And please never hesitate to. Keeps disappointment to a minimum. I have great lenders that can help you and I hit the bulls eye! So to access my years of experience, skill sets and training I will ask you to sign a buyers agency agreement before we look at any homes for sale in St George Utah. So take advantage of my experience and let’s get signed up and start looking! You will be glad you did!!! Allow me to earn your business.

Thank you so much and have a great day!

Walter

Things to do in Southern Utah

Where do you or I start. We have so much to be thankful for. Living in Southern Utah is just plain awesome. We are so close to several National Parks. Enough to keep a person busy for years! Golfing year around. River running, both some of the worlds finest river running. From flat water to white water this part of the world has it all. It isn’t all in our county or even the state of Utah…but it is all very very close. We have world class hiking and biking in our backyard. If you ride a motorcycle on the backroads or dirt roads you won’t find better riding than our corner of the world. When you come visit Even if you are looking to buy or sell St George Utah real estate take the time to smell the roses. We have something here for everyone at every age. Best part we are a year around outdoor lifestyle corner of the world. You will find lots of sunshine and clear blue skies almost every single day of the year. We are close enough to Las Vegas to head down for a quick visit round trip in one day or spend the night and enjoy one of the spectacular shows only found in Las Vegas! Or go the other direction to Escalante and points north. There is no wrong way to trip around this corner of the world. If you haven’t visited us in a bit you will be pleasantly surprised. The university is growing and so is the rest of the county. All in a very positive and exciting way.  Sign up for my monthly email letter and I promise to keep you up to speed on cool stuff down here. Or visit my St George Events page for a list of fun things to do. Have a great 2017…hope to see you all this year!

Craftsman Style Homes for Sale

Craftsman style homes for sale in St George Utah can be hard to find under normal search parameters. That’s where I come in to the rescue. I have access to that information and where to find them. They are available, just need to dig them out. Craftsman style homes have not been in high demand here in the St George area. However it seems they are gaining popularity and builders have elevations that cover the craftsman style home.

There are some fantastic floor plans and elevations as well as locations to build your St George craftsman style home. I look forward to helping you make the best the use of your time and money! Well to southern Utah…come and take a look at what we have to offer. You will not be disappointed in our awesome southern Utah lifestyle!

Call me today so I can give you a private tour and show you the inside of all the homes for sale that meet your criteria in Washington County in less than two hours! I can show you any home for sale in the St George area listed by any company anywhere in the city. Then you don’t have to keep searching for open houses on the weekend. We can go anytime you want. Let’s get you out there.

Contact me and I can help get you fully qualified because when you find that perfect home in southern Utah you will want to be ready to write the offer on your new home. You do not want to lose your dream home because someone had a strong qualification letter from their lender showing that they are capable of purchasing the home. Contact me and I can help direct you to the lender that will do the best job for your particular situation.

1% Down for St George Utah Real Estate!

Yes that’s correct! Buy a home in St George or Washington County with only 1% down through Guaranteed Rate’s new Double Match program. You put down 1% and they will kick in the the other 2% of your down payment! This applies to conventional loans up to $417K! You don’t have to pay the grant back! You will need a minimum of 680 FICO score and a 49% debt-to-income ratio. You will also need to go through home ownership counseling if all buyers are first time home buyers.

This is a fantastic opportunity to purchase St George Utah real estate with a user friendly loan and great rates! My buddy Doug Cook is my go to guy at Guaranteed Rate Mortgage in St George Utah. Doug is also a veteran and enjoys helping his fellow veterans here in southern Utah gain home ownership with a VA loan. Contact me and I will set a meeting with Doug so you can find out what type of loan will work best for you.You won’t find a more dedicated loan professional anywhere. Doug brings his dedication and service experience from years of serving our country to you! Don’t hesitate this won’t last forever!!

St George Utah real estate is a fantastic value in so many ways!

Call me today so I can give you a private tour and show you the inside of all the homes for sale that meet your criteria in Washington County in less than two hours! I can show you any home for sale in the St George area listed by any company anywhere in the city. Then you don’t have to keep searching for open houses on the weekend. We can go anytime you want. Let’s get you out there.

Contact me and I can help get you fully qualified because when you find that perfect home in southern Utah you will want to be ready to write the offer on your new home. You do not want to lose your dream home because someone had a strong qualification letter from their lender showing that they are capable of purchasing the home. Contact me and I can help direct you to the lender that will do the best job for your particular situation.

Buyer Beware of FIRPTA

AKA Foreign Investment in Real Property Tax Act or FIRPTA. Love government acronyms…don’t you? If you are a St George real estate buyer and your agent does not do everything correctly you could and will be liable for a huge tax liability on the St George and Washington county real estate or home you purchase. The sale or disposition of a U. S. real property interest by a foreign person is subject to income tax withholding under FIRPTA. Your buyers agent better be up to speed on this, unless of course you, as a buyer want to pay twenty percent of the sales price to the U. S. government. No I didn’t think so. You will be responsible for that tax money to be paid if the real estate agents don’t handle this correctly. this is new stuff so be prepared to find mystified Realtors! Go with experience and an agent that is constantly training and taking courses to keep their clients safe from troubled waters. There are many pitfalls for buyers and sellers and i pride myself in making sure these pitfalls are prevented and or dealt with correctly.

Call me today so I can give you a private tour and show you the inside of all the homes for sale that meet your criteria in Washington County in less than two hours! I can show you any home for sale in the St George area listed by any company anywhere in the city. Then you don’t have to keep searching for open houses on the weekend. We can go anytime you want. Let’s get you out there.

Contact me and I can help get you fully qualified because when you find that perfect home in southern Utah you will want to be ready to write the offer on your new home. You do not want to lose your dream home because someone had a strong qualification letter from their lender showing that they are capable of purchasing the home. Contact me and I can help direct you to the lender that will do the best job for your particular situation.

 

Beat the HEAT!

Okay folks…not only has the St George real estate market been red hot but so have our summer temps this year. Do not fear cool things to do all around us here! I wanted to share some ideas about what I found to do when the temps hoover in the triple digits for days or weeks. IMG_2207Try Lee’s Ferry AKA Marble Canyon on for size. Close, inexpensive and more fun than a barrel of monkeys. Reach out to me for all the details on this close by adventure.

We may be in  a desert but we lots of lakes and rivers right here in our own county! Most of the access to these places if FREE or dirt cheap! Red dirt that is…lowlands of the Red Cliffs have some hidden and not so hidden creeks and streams that run year around. The Virgin River is dotted with hundreds of beautiful sandy private beaches. We are also just a hop skip and jump from all places north…The mountains north of us provide some needed  relief from the hot summer temps down here in St George, Hurricane and all the Washington County communities. Along with the cooler mountain temps you will find hundreds of beautiful little mountain lakes waiting for you to discover them. Did I mention waterfalls?” Yes we have them too! So when you just need a break from looking at homes or already fortunate enough to call southern Utah your home you have options to stay cool. Call me I would love to share my stories!